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- ® M only is land use compatibility important with respect to a PRO rezoning, -but even more important is the effect that a PRO rezoning has on the land use pattern. Structured for limited use in specific situations, the PRO district was not established as an alternative to expanding commercial nodes through land use plan amendments; instead, it was established to provide for -office type uses in those areas which are no longer appropriate for strictly single-family residential uses but also not appropriate for a complete range of commercial uses. This is reflected in the PRO district's purpose and intent section. As stated in the county's land development regulations, the intent of the PRO district is to encourage development in areas which are considered marginally suitable for residential use, but not suitable for a broad range of commercial uses. Further, the PRO district is intended to aid in the redevelopment of such areas when they are deemed blighted or declining. The PRO district is also appropriate to prevent the anticipated decline of an area. Accordingly, the PRO district may be established in areas in transition from residential to commercial land uses. Based upon its analysis, staff has determined that the subject property is not appropriate for strictly residential development (although it may have been in the past) or a broad range of commercial uses. Staff has concluded, however, that the subject property is appropriate for PRO district designation. Staff's conclusions are based upon several factors. Foremost among those factors is the proximity of the property to existing commercial and institutional uses. Both the existing commercial to the north and the offices to the east affect the property, as does, to a lesser extent, the church to the south. In fact, the subject property is bordered on only one side by residential uses. Additionally, the subject site's configuration and its location on a major roadway (43rd Avenue), near the busy S.R. 60 and 43rd Avenue intersection, further justifies the PRO rezoning. Providing additional justification for the PRO rezoning is the lack of new development on the subject property. Each lot on the subject property is either vacant or developed with an older home. This situation indicates that the'subject property has an increased potential to deteriorate. The county's land development regulations specifically state that the PRO district is designed to encourage the development of vacant land and the redevelopment of declining residential areas. While potential deterioration alone does not warrant a PRO rezoning, this condition may be resolved by a PRO designation. Not all land adjacent to existing commercial uses or located on major roadways is appropriate for PRO zoning. If it were and if PRO zoning were applied, the result would be strip commercial development and more land use incompatibilities. This property, however, has unique characteristics that make it appropriate for PRO designation and inappropriate for strictly residential uses or a commercial designation. It is inappropriate for strictly residential development because it is bordered on three sides by commercial and institutional uses and it fronts a major roadway near a major intersection. The lack of new development on the subject property demonstrates its inappropriateness for strictly residential development. The subject property is inappropriate for a commercial designation because the site is not within a commercial node; the site presently supports single-family residences; and adjacent land is designated for single-family use. This property is appropriate for PRO district designation because it meets PRO district size and 31 APR ® o ig- BOOK 89 PRUE 7>8